Download - Adrian Mueller Senior Lawyer JS Mueller & Co
STRATA ADJUDICATIONS & NCATGetting it right!
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Adrian MuellerSenior Lawyer
JS Mueller & Co
www.muellers.com.au
Strata Dispute Resolution – Hierarchy______________________________________________________________________________________________
NSW Fair Trading Mediation
Strata Schemes Adjudicators
NSW Civil and Administrative Tribunal (NCAT)
NCAT Appeal Panel & District/Supreme Court
Types of NCAT Applications______________________________________________________________________________________________
Application for Adjudicator’s Orders (most common)▫ Breaches of by-laws (noise, pets)▫ Permitting Renovations▫ Invalidating Meetings▫ Compulsory Appointments▫ Urgent interim orders
Types of NCAT Applications ______________________________________________________________________________________________
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Application for NCAT Orders (less common)▫ Re-allocate unit entitlements
Application for NCAT Penalty▫ Breach of notice to comply ($550)▫ Breach of Adjudicator’s orders ($5,500)
NCAT Appeal Against Adjudicator’s Orders
Strata Adjudications – How do they work? _______________________________________________________________________________________________
Paper Driven No face-to-face contact 4-6 weeks to lodge submissions Further 4-8 weeks for Adjudicator’s decision Limited time for Adjudicator to make decision (typically 2 hours) Costs cannot be recovered Quick, cheap and nasty
Cheat Sheets______________________________________________________________________________________________
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Identify the correct Applicant
Identify the correct Respondent
Specify the Orders Sought▫ Be clear▫ Be concise▫ Identify the section▫ Reality test (will it work?)
Specify the Reasons for Seeking the Orders▫ Be clear▫ Be concise (1 page summary)▫ Be thorough (detailed summary of events)▫ Include a chronology
Cheat Sheets______________________________________________________________________________________________
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Include Evidence▫ The Applicant must prove its case
▫ Bald assertions insufficient▫ Need to attach to Application:
– Statutory Declarations
– Witness Statements– Letters/Emails– Photographs
Strategy______________________________________________________________________________________________
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Who is running the show? Who will do
the work?▫ Strata Manager?▫ Executive Committee?▫ Lawyer?
When to brief lawyers?
Detailed Application vs Skeleton Application ▫ Pros (don’t reveal your hand)▫ Cons (denial of procedural fairness)
Strategy______________________________________________________________________________________________
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Further submissions and evidence
▫ From the Applicant
▫ From the Respondent▫ From lot owners and residents (Adjudicator’s listen to lot owners)
Submissions in Reply
Meet the submission deadline
Where is this all headed? Have a clear goal